5200 NE 92nd Ave · Portland, OR 97220

$149,000

4 bd · 2.0 ba · 1,512 sqft · Land · 249 Days on market

Built 1997 5,405 sqft lot $99/sqft · 67% below area ↓ 50% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Remodeled 4BR/2BA Double-Wide $159,000 (Negotiable for Cash Offers) All age community | 1997 Build | 1,512 sq ft Sumner Estates | 5200 NE 92nd Ave #16 Portland, OR 97220 This spacious, newly remodeled home boasts a bright, modern interior and a split floor plan for extra privacy. With a vacant lot next door and a dog park only five minutes away, it's the perfect blend of comfort and convenience. Recent Upgrades Include: All new doors All new electrical outlets All new lighting & fixtures Fresh interior & exterior paint White subway kitchen tile New deck Home Features: 4 bedrooms / 2 bathrooms Stainless steel appliances Two skylights Two detached sheds Carport Driveway parking for 2 vehicles Three entrances: Carport, Front Door, Bonus side door leading to the backyard Secured mailboxes Price & Financing: Purchase Price: $159,000 (negotiable with cash offers) Financing available with as little as 5% down through Sunrise Mortgage Group (credit-based; ITINs accepted) Park & Rental Info: Sumner Estates Monthly space rent: $1,125 All utilities are separate & the homeowner's responsibility. Park approval is required for each adult applicant. Two indoor pets allowed (restrictions apply) Contact: Call or text: 503-501-9670. Tambin hablo espaol y puedo ayudarle a llenar su aplicacin.

Key facts

• Bright kitchen
• Open floor plan
• New doors

Tags

• NEW DOORS
• NEW LIGHTS
• STAINLESS STEEL APPLIANCES
• SPLIT FLOOR PLAN
• BRIGHT KITCHEN
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $149k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.2% in Portland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#72 in OR, #3,256 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living F.
• Parkrose SD 3 (urban): math 27% / reading 46% proficiency, ranked #128 of 183 in OR (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 131 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,041 units permitted in Multnomah County in 2024 (905 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Multnomah County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.64%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $449,492
• List price: $149,000
• Delta: -66.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.35% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.48×
• Total profit: $20,039
• Equity at exit: $22,216

10-year hold

• IRR: 19.2%
• Equity multiple: 2.41×
• Total profit: $58,885
• Equity at exit: $12,883

Cash invested: $41,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City Portland: 0 Strongly Tenant-Friendly · D+39

Mandatory relocation for no-cause evictions; rent increase notice 90 days.

Methodology + full state rankings →

ZIP-level market 97220

• Rents YoY: 0.3%
• Active inventory: 131
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $787

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 61%

Sensitivity live

Price	-10% $890	-5% $838	+0% $787	+5% $735	+10% $684
Rent	-10% $605	-5% $696	+0% $787	+5% $878	+10% $969
Rate	-1.0pp $862	-0.5pp $825	base $787	+0.5pp $748	+1.0pp $709

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4838 NE 99th Ave Portland, OR	3.0	1.0	1741	$2,250	$1.29	45d	1	0.36mi
8122 NE Wygant St Portland, OR	3.0	1.0	1160	$2,800	$2.41	3d	1	0.62mi
8414 NE Beech St Portland, OR	4.0	2.0	1400	$2,450	$1.75	13d	1	0.92mi
10801 NE Fremont St Apt C Portland, OR	3.0	2.0	1148	$1,399	$1.22	45d	1	1.13mi
10801 NE Fremont St Apt A Portland, OR	4.0	2.0	1326	$1,799	$1.36	45d	1	1.13mi
6606 NE Emerson St Portland, OR	3.0	2.0	1290	$1,995	$1.55	13d	1	1.36mi

Listing history 23 events

1. 2026-06-21
   days on market $149,000 Active 249 DOM
2. 2026-06-18
   days on market $149,000 Active 246 DOM
3. 2026-06-17
   days on market $149,000 Active 245 DOM
4. 2026-06-16
   days on market $149,000 Active 244 DOM
5. 2026-06-15
   days on market $149,000 Active 243 DOM
6. 2026-06-13
   days on market $149,000 Active 241 DOM
7. 2026-06-09
   days on market $149,000 Active 237 DOM
8. 2026-06-08
   days on market $149,000 Active 236 DOM
9. 2026-06-07
   days on market $149,000 Active 235 DOM
10. 2026-06-03
    days on market $149,000 Active 231 DOM
11. 2026-06-02
    days on market $149,000 Active 230 DOM
12. 2026-06-01
    days on market $149,000 Active 229 DOM
13. 2026-05-31
    days on market $149,000 Active 228 DOM
14. 2026-01-31
    price $149,000 1355-char remark

    Show marketing remark (1355 chars)

    Spacious Remodeled 4BR/2BA Double-Wide $159,000 (Negotiable for Cash Offers) All age community | 1997 Build | 1,512 sq ft Sumner Estates | 5200 NE 92nd Ave #16 Portland, OR 97220 This spacious, newly remodeled home boasts a bright, modern interior and a split floor plan for extra privacy. With a vacant lot next door and a dog park only five minutes away, it's the perfect blend of comfort and convenience. Recent Upgrades Include: All new doors All new electrical outlets All new lighting & fixtures Fresh interior & exterior paint White subway kitchen tile New deck Home Features: 4 bedrooms / 2 bathrooms Stainless steel appliances Two skylights Two detached sheds Carport Driveway parking for 2 vehicles Three entrances: Carport, Front Door, Bonus side door leading to the backyard Secured mailboxes Price & Financing: Purchase Price: $159,000 (negotiable with cash offers) Financing available with as little as 5% down through Sunrise Mortgage Group (credit-based; ITINs accepted) Park & Rental Info: Sumner Estates Monthly space rent: $1,125 All utilities are separate & the homeowner's responsibility. Park approval is required for each adult applicant. Two indoor pets allowed (restrictions apply) Contact: Call or text: 503-501-9670. Tambin hablo espaol y puedo ayudarle a llenar su aplicacin.

15. 2025-10-15
    listed $175,000 Active 1355-char remark

    Show marketing remark (1355 chars)

    Spacious Remodeled 4BR/2BA Double-Wide $159,000 (Negotiable for Cash Offers) All age community | 1997 Build | 1,512 sq ft Sumner Estates | 5200 NE 92nd Ave #16 Portland, OR 97220 This spacious, newly remodeled home boasts a bright, modern interior and a split floor plan for extra privacy. With a vacant lot next door and a dog park only five minutes away, it's the perfect blend of comfort and convenience. Recent Upgrades Include: All new doors All new electrical outlets All new lighting & fixtures Fresh interior & exterior paint White subway kitchen tile New deck Home Features: 4 bedrooms / 2 bathrooms Stainless steel appliances Two skylights Two detached sheds Carport Driveway parking for 2 vehicles Three entrances: Carport, Front Door, Bonus side door leading to the backyard Secured mailboxes Price & Financing: Purchase Price: $159,000 (negotiable with cash offers) Financing available with as little as 5% down through Sunrise Mortgage Group (credit-based; ITINs accepted) Park & Rental Info: Sumner Estates Monthly space rent: $1,125 All utilities are separate & the homeowner's responsibility. Park approval is required for each adult applicant. Two indoor pets allowed (restrictions apply) Contact: Call or text: 503-501-9670. Tambin hablo espaol y puedo ayudarle a llenar su aplicacin.

16. 2024-12-20
    soldstatus $153,000 Closed 490-char remark

    Show marketing remark (490 chars)

    This well cared for immaculate double wide manufactured in a Park Very spacious with open floor plan this house just keeps give with all its space. This home provides 4 bedrooms plus office, Primary bedroom with large walk-in closet and en-suite bath. There is laundry, utility, pantry, mudroom that just keeps giving, Long private driveway covered carport, Home offers a good size bank yard and nice 2 10x10 tool shed for all your needs. This is a must see with all this home has to offer.

17. 2024-11-16
    status Pending 490-char remark

    Show marketing remark (490 chars)

    This well cared for immaculate double wide manufactured in a Park Very spacious with open floor plan this house just keeps give with all its space. This home provides 4 bedrooms plus office, Primary bedroom with large walk-in closet and en-suite bath. There is laundry, utility, pantry, mudroom that just keeps giving, Long private driveway covered carport, Home offers a good size bank yard and nice 2 10x10 tool shed for all your needs. This is a must see with all this home has to offer.

18. 2024-10-30
    price $149,950 490-char remark

    Show marketing remark (490 chars)

    This well cared for immaculate double wide manufactured in a Park Very spacious with open floor plan this house just keeps give with all its space. This home provides 4 bedrooms plus office, Primary bedroom with large walk-in closet and en-suite bath. There is laundry, utility, pantry, mudroom that just keeps giving, Long private driveway covered carport, Home offers a good size bank yard and nice 2 10x10 tool shed for all your needs. This is a must see with all this home has to offer.

19. 2024-10-10
    price $159,900 490-char remark

    Show marketing remark (490 chars)

    This well cared for immaculate double wide manufactured in a Park Very spacious with open floor plan this house just keeps give with all its space. This home provides 4 bedrooms plus office, Primary bedroom with large walk-in closet and en-suite bath. There is laundry, utility, pantry, mudroom that just keeps giving, Long private driveway covered carport, Home offers a good size bank yard and nice 2 10x10 tool shed for all your needs. This is a must see with all this home has to offer.

20. 2024-10-10
    price $59,900 490-char remark

    Show marketing remark (490 chars)

    This well cared for immaculate double wide manufactured in a Park Very spacious with open floor plan this house just keeps give with all its space. This home provides 4 bedrooms plus office, Primary bedroom with large walk-in closet and en-suite bath. There is laundry, utility, pantry, mudroom that just keeps giving, Long private driveway covered carport, Home offers a good size bank yard and nice 2 10x10 tool shed for all your needs. This is a must see with all this home has to offer.

21. 2024-09-16
    listed $165,000 Active 490-char remark

    Show marketing remark (490 chars)

    This well cared for immaculate double wide manufactured in a Park Very spacious with open floor plan this house just keeps give with all its space. This home provides 4 bedrooms plus office, Primary bedroom with large walk-in closet and en-suite bath. There is laundry, utility, pantry, mudroom that just keeps giving, Long private driveway covered carport, Home offers a good size bank yard and nice 2 10x10 tool shed for all your needs. This is a must see with all this home has to offer.

22. 1996-08-01
    soldstatus $1,125,000
23. 1996-01-05
    soldstatus $296,713

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 20 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,595
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$4,335
• Taxable income: $7,519
• Est. tax owed @ 24.0%: −$1,805
• After-tax cash flow: $7,639/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Parkrose SD 3
• NCES district ID: 4109480
• Math proficiency: 27% ▲ 2.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $51,013
• Composite: 34.22/100
• National rank: #10256
• State rank: #128 of 183 in OR

Livability — Portland

• Score: 77/100
• State rank: #72
• US rank: #3256

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A Housing B+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portland, OR
• County: Multnomah County · 786,692 people
• City population: 774,334
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• Population (ZIP): 27,202
• Household income: $70,137
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1370.0

Population outlook (Multnomah County) Hauer SSP2

• Today (2025): 930,825 people
• By 2030: 996,904 · +7.1%
• By 2040: 1,121,379 · +20.5%
• By 2050: 1,242,124 · +33.4%
• By 2075: 1,464,431 · +57.3%
• By 2100: 1,576,181 · +69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 14% Two or more races 13% Asian 12% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 5% Portuguese 3% Slovak 2%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 77% English-only · Spanish 9% Vietnamese 7% Other Asian/Pacific 2%

Political lean MEDSL · Multnomah

• 2024 margin: Solid D (+62.1) · D 79.3% · R 17.2% · Other 3.5%
• 2008→2024 swing: +6.0pp toward D · 2008: 56.1pp · 2024: 62.1pp
• All cycles: 2024: D+62.1 2020: D+61.3 2016: D+58.3 2012: D+54.9 2008: D+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -466.79%
• Current HPI: 306.3761
• Rent YoY: ▲ 0.35%
• Metro: Portland-Vancouver-Hillsboro, OR-WA
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

-49.8% since first listed

10 events — show timeline

• 2026-01-31 Price Changed $149,000 ForSaleByOwner.com
• 2025-10-15 Listed $175,000 ForSaleByOwner.com
• 2024-12-20 Sold (MLS) $153,000 RMLS
• 2024-11-16 Pending — RMLS
• 2024-10-30 Price Changed $149,950 RMLS
• 2024-10-10 Price Changed $159,900 RMLS
• 2024-10-10 Price Changed $59,900 RMLS
• 2024-09-16 Listed $165,000 RMLS
• 1996-08-01 Sold (Public Records) $1,125,000 Public Records
• 1996-01-05 Sold (Public Records) $296,713 Public Records

Property tax history

+5.8%/yr

Latest (2025): $43,395 · +4.2% YoY. Source: county tax records.